The Mendon Planning Board, in a June 13, 2018 letter to the Town Board, issued a favorable report on the proposed Mendon Green development. The Town Board, in a Legal Notice published November 20, 2018, will now consider sanitary sewers for the project at its December 10 meeting.
The proposed development by the Riedman Companies is located on the east side of Route 64, north of the Thruway, on property formerly owned by Homes by RYAN. 95 homes are planned, consisting of 41 traditional homes and 54 cottage homes geared toward empty-nesters.
The Planning Board letter detailed nine areas of the development that it finds favorable and listed no unfavorable areas. Some of the favorable areas include “the use of municipal sanitary sewer collection”, “the protection of the open space and preservation of natural features”, “an open grassy field for recreation”, “Walkable Streets”, “a 5-foot wide mulched nature trail”, “protection of the Woodlots and trees of interest”, and “berms with year-round foliage to address neighbor concerns of visual and sound impact”.
Based on a “Sewer Transmission and Maintenance Contract” dated September 22, 2006 between Pittsford and Mendon, 54 homes can currently be serviced without any Town Board action.
Of 87 total acres, 46 acres (53%) will be preserved as open space.
The town administration has stated at numerous public meetings that empty-nester housing is a common request by residents looking to stay in Mendon.
Opponents have expressed concerns about traffic, drainage, “high density” housing, increased development south of the Thruway, and the environment.
The applicant has responded that, based on a sewer analysis and the proposed sewer agreement mutually agreed upon between Pittsford and Mendon, there is no additional capacity for lands south of the Thruway. Further, the site’s unique location is isolated from the rural areas of Town and thus there is no precedent.
Any changes to Route 64 traffic patterns are at the discretion of the New York State Department of Transportation. The overall density (95 lots over 87 acres) of 1.09 homes per acre is consistent with Mendon’s RA-1 (1 unit per acre). Scenic views will not be affected as the property is not listed on the Town’s Scenic Vista Protection Environmental Protection Overlay District (EPOD #4) as a Scenic Corridor. The town has eight other environmental protection overlay districts, none of which are labeled a “wildlife protection zone.” Because of the Thruway and the design of this project, wildlife would be minimally affected, if at all.
The applicant believes the proposed development is consistent with the comprehensive plan. The sewer extension will address a miniscule portion of the Town, located north of the Thruway. The rural character of the town is intact. The development will provide a diversity of housing stock in this remote area of Town north of the Thruway which will relieve pressure to develop larger open spaces in the Town.
At completion, approximately $140,000 in tax revenue will be generated upon project completion; $100,000 for Town taxes and $40,000 for Mendon Fire District. The only thing Mendon DPW must do is plow the roads.
Homes by RYAN rezoned the property to Planned Unit Development (PUD) on April 11, 2005. A PUD allows for a variety of residential and non-residential uses. Due to the housing crisis of 2008, then rising development and material costs, the project was put on hold.
Jack Miller, 3830 Rush Mendon Road, in a letter to the Town Board wrote “I welcome this development in this area of Mendon. It will not impact the rural nature of the Town and fulfill a housing need with a quality developer, leaving 50% open space, increasing the tax base, and bringing more people into the Hamlet for services.
